general plan 2020 five-year review · center of marin county is enhanced by excellent...

Housing Element UpdateHousing Element Update20072007--20142014

General Plan 2020General Plan 2020FiveFive--Year ReviewYear Review

and

•Purpose of the Community Meeting–Feedback on general plan implementation since 2004–Comments on housing needs and issues for the Housing Element Update (due June 30, 2009)

•Overview –General Plan 2020–Housing Element

•Q&A •Survey (Report Card)

Agenda

General Plan 2020 Review

Program LU-1a: Five-Year Growth Assessment.“As part of a five-year General Plan update, review San Rafael’s growth, traffic capacity, traffic mitigation list and traffic mitigation fee. Assess growth assumptions and modify land use and circulation policies as needed.”

Life in San Rafael is cause for celebration.

We revere our natural setting…We are enriched by our diversity…We honor our historic roots ...

We are a vibrant community ... Our distinctive neighborhoods provide housing for people at all stages of life, at all income levels.

San Rafael's healthy economy... plays a key role in providing jobs, housing, safe and attractive neighborhoods and a well-maintained infrastructure.

San Rafael is a gathering place with exciting events … cultural and entertainment venues …the stage for a thriving arts community.

Our role as the economic, cultural, political, and social services center of Marin County is enhanced by excellent transportation that accommodates vehicles while encouraging walking and biking as safe, appealing and practical alternatives.

Small wonder that we are wont to exclaim: “We are living well in San Rafael.”

General Plan 2020

General Plan 2020 Themes

•Keep San Rafael’s ‘hometown’ character•Foster San Rafael’s accessible and responsive government•Improve the appearance of neighborhoods•Sustain the diversity of the local economy•Increase the supply of housing•Manage the traffic •Treasure the open spaces

General Plan 2020 ElementsOur Use of Land Land Use

HousingNeighborhoodsCommunity Design

Our Foundation Economic VitalityCirculationInfrastructureGovernance

Our Quality of Life Culture and ArtsParks and RecreationSafetyNoise

Our Natural Resources Open SpaceConservationAir and Water Quality


153,000

54,000

0

20000

40000

60000

80000

100000

120000

140000

160000

2020 Forecast 2004-2008

New Commercial (Retail) Sq. Ft.

35%

153,000

4,000

0

20000

40000

60000

80000

100000

120000

140000

160000

2020 Forecast 2004-2008

New Net Commercial (with Northgate Mall demo)


3%

248,000

-60,000

-100000

-50000

0

50000

100000

150000

200000

250000

2020 Forecast 2004-2008

New Net Office/Industrial Sq. Ft.


-24%

357

112

0

50

100

150

200

250

300

350

400

2020 Forecast 2004-2008

New Lodging (Hotel Rooms)


31%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

Commercial Office/Ind Lodging

To 20202004-2008Existing


General Plan 2020 ReviewCleanupL Input from all implementing

departments re: reprioritization, elimination or revision of policies and programs (that don’t require an EIR)

L Revise/clarify wetlands fill policy (CON-3)

L Changing residential “gross” density limits to “net” density, consistent with Zoning Ordinance regulations

General Plan 2020 ReviewNew issuesL Incorporate policy/program

recommendations from Climate Change Action Plan

L Incorporate policy/program recommendations from Critical Facilities Committee

L Consider a “deminimus” traffic LOS exemption for the Bellam corridor

L Consider deletion of PSP policy and program (LU-3 and LU-3a)

What is the Housing Element?

Overview of Housing Element

San Rafael Today

Issues and Opportunities

Housing Element 2007-2014

Part of the General PlanContents established by State Law

and certificationDescribes and responds to

community needsHas measurable objectives

Updated regularlyCritical to having an adequate

General Plan

What is the Housing Element?

•Evaluation of previous Housing Element•Housing needs assessment, especially the City’s share of regional needs for all economic segments of the community •Goals, Objectives and policies•Identify adequate sites - zoned and available within the 7-year housing timeframe to meet City’s needs at all income levels•Examine constraints•Identify action plan to meet the community needs•Meet other State standards and be consistent with other parts of the City’s General Plan•Next update is due June 30, 2009

Housing Element Requirements

Good news:


Unconditional approval of our 1999-2006 Housing Element by California Housing and Community Development Department

Good news:

Housing Element 1999-2006 identified zoning capacity for over 5,000 units


445

26

050

100150200250300350400450

Housing Need Built

Very-Low Income Units

Need vs. Production (1999-2006):


6%



207

89

0

50

100

150

200

250

Housing Need Built

Low Income Units

43%

562

392

0

100

200

300

400

500

600

Housing Need Built

Moderate Income Units



70%

876

695

0100200300400500600700800900

Housing Need Built

Above-Moderate Income Units

Need vs. Production (1999-2006)


79%

2090

1196

0

500

1000

1500

2000

2500

Housing Need Built

Total Units



57%

What is our New Housing Need?

Final 2007-2014 Regional Housing Needs Allocation (RHNA) Adopted May 15, 2008

Bay Area = 214,500 units

Marin County = 4,882 unitsSan Rafael = 1,403 units


Good news:

1999-2006 Housing Need

2007-2014 Housing Need

2,0902,090

1,4031,403

Needs by Income Level

288562Moderate income ($90,551 - $114,000)

1,4032,090TOTAL

646876Above moderate ($144,000 +)

207207Low income ($56,551 - $90,550)

262445Very low income ($33,950 - $56,550)

2007-20141999-2006Income Category

Population

Age of Residents (2008)

33287776

1745 2477

16023

84914272 3633 4200 2920 1789

05000

100001500020000

Under5

years

5 to 17years

18 to20

years

21 to24

years

25 to44

years

45 to54

years

55 to59

years

60 to64

years

65 to74

years

75 to84

years

85yearsandover

Population

Source: US Census 2000

11%2408Nonfamily multipersonhousehold

32%7187Single person26%5780Family with kids31%6996Family without kids

PercentNumberCategoryHousehold Type

Population

19%Percent of Families with Children Under the Poverty Level

17%Percent of Female Headed Households Under the Poverty Level

6%Percent of Families Under the Poverty Level

Percent of Families Under the Poverty Level

Source: US Census 2000

Population

Source: State of the Cities Comprehensive Affordability Strategy (CHAS)

484946% Cost Burden >30%

645072% with any housing problems

3,6781,3902,288Low Income67.349.177.7% Cost Burden >30%

75.949.191.1% with any housing problems

27389921746Very low income61.450.664.2% Cost Burden >50%76.275.476.4% Cost Burden >30%

79.375.480.3% with any housing problems

29836012382Extremely Low Income

Total Households

Total Owners

Total RentersCost Burden

Housing Types

Housing TypesSource: Department of Finance 2007

0%

10%

20%

30%

40%

50%

60%

70%

Marin County San Rafael

Single FamilyDetatchedSingle FamilyAttached2-4 Units

5+ Units

Other

Housing Needs (in 2000)

Young adultsLocal employees

Families in overcrowded housingPeople who are homeless

People with disabilitiesSeniors on social security

Housing Sites

NOT this

Housing Sites

Underdeveloped lots

Downtown and Mixed UseSecond Units

Sustainability

Housing TypesSource: Department of Finance 2007

Affordable Housing§ Requires inclusion of affordable

units within new residentialdevelopments:

20%21+ units

15%11-20 units

10%2-10 units

% Affordable UnitsProject size

§ Exemptions:- Attached housing of four or fewer units- Four or fewer units of < 1,800 sf

Affordable Housing§ Affordability level :

½ Low income½ Very-low income

Rental Projects

½ Moderate income½ Low income

Ownership Projects

§ Units are affordable for at least 40 years, which restarts with each resale§ Fractional units > .5 are rounded up;

less than .5 can provide in-lieu fee

Affordable Housing

§ Units are required to be interspersed in the new development project and of similar size and amenities.§ In-lieu fee now at $250,000 per

required unit§ 20% requirement and very-low

income requirement pushes the economic envelope on project feasibility

Affordable Housing§ Requires inclusion of affordable

units within new commercialdevelopments:- Projects with net square footage

increase > 5,000 sf- Requirement based on ~20% of

actual need:

1/~45,000 sfRetail

1/~33,000 sfOffice

# Affordable UnitsProject type

Affordable HousingRental administration by City staff

Ownership administration contracted to Marin Housing

850+ rental units in 30+ properties

116 ownership units

Restricted sales price for new ownership units for low income-$160,000-180,000

Restricted sales price for new ownership units moderate income-$230,000-260,000

Redevelopment Agency Conduit Bonds for Tax Exempt FinancingDownpayment Grants to low income households purchasing BMR units Grants to Non Profits for purchase/rehab C.A.S.H. ProgramC.A.H.I.P. ProgramRitter Center, Mediation, Renters Rehab $

Staffing & contract for BMR programCode Enforcement Funding CDBG & HOME oversight/coordinationPredevelopment and other technical assistance to developersCommunity committees: MEHC, AHED, Workforce Trust loan committee

Issues required to be addressed (changes in State law):

H Analysis of housing needs for emergency shelters

H Allowance for permanent emergency shelters as a permitted use in some zoning district



H Analysis of housing needs for Extremely Low-Income Households (earning less than 30% of county median income level)

Example: one-person household with less than $19,950 annual income, equivalent of a $9.59/hour full-time job



H Counting of second units towards RHNA numbers based on second units created in the previous 7-year period


What’s been approved…and not built:

HLafayette Bakery siteHSalute siteHMission & Lincoln siteHMission & Irwin siteHLoch Lomond site


Countywide collaboration on preparation of Housing Workbook and with California Housing & Community Development Department staff


Public ProcessO City Council/Planning Commission

subcommitteeO Focus Group meetings with

members of the General Plan 2020 Steering Committee

O Community Meeting on December 2, 2008

O Planning Commission hearingsO City Council hearings (Adoption by

June 30, 2009)

December 2, 2008

O Q & A / Dialogue

O Report Card

Housing ElementHousing ElementUpdate for 2007Update for 2007--20142014

General Plan 2020General Plan 2020FiveFive--Year ReviewYear Review

and

general plan 2020 five-year review · center of marin county is enhanced by excellent...

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